415 E Vernon Ave · Los Angeles, CA 90011

$549,000

2 bd · 1.0 ba · 1,157 sqft · MultiFamily public records · 286 Days on market

Built 1905 4,819 sqft lot $475/sqft · 20% above area Est $648k · 15% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.0/30.0
• ARV discount +14.4/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

Key facts

• Easy access
• Fully detached
• Alley entrance

Tags

• DETACHED DUPLEX
• FULLY DETACHED
• CAR PARKING
• ALLEY ENTRANCE
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive. Per door: $385/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $516k (6.0% below list).
• Recommended offer: $483k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.1% in Los Angeles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-8.2%/yr); 126 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,162/mo this rent would consume 105% of the median local household income ($59k/yr) (locally 5930% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $150k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $483,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $647,896
• List price: $549,000
• Delta: -15.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
457 W 46th St	0.74mi	2/2.0	1,260 (+9%)	11mo	$680,000	$540	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-55,328
• Equity at exit: $81,858

10-year hold

• IRR: -5.0%
• Equity multiple: 0.71×
• Total profit: $-44,465
• Equity at exit: $47,467

Cash invested: $153,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90011

• Rents YoY: -8.2%
• Active inventory: 126
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $5,162 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $769

Break-even live

Break-even rent $4,189

Max offer price $549,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,162
Total (2 units)			$5,162

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	15d	1	0.26mi
632 E Vernon Ave Los Angeles, CA	3.0	1.0	1300	$3,000	$2.31	5d	1	0.26mi
643 E 47th St Unit 4 Los Angeles, CA	2.0	1.0	790	$2,475	$3.13	25d	1	0.34mi
155 W 43rd St Unit 155 43RD Los Angeles, CA	3.0	1.0	900	$2,995	$3.33	25d	1	0.38mi
718 E 48th St Los Angeles, CA	3.0	2.0	1332	$3,150	$2.36	44d	1	0.48mi
256 W 42nd St Los Angeles, CA	3.0	1.5	1100	$3,295	$3.00	11d	1	0.53mi
4502 S Broadway Unit 3 Los Angeles, CA	2.0	1.0	718	$1,950	$2.72	44d	1	0.53mi
956 E 43rd St Los Angeles, CA	2.0	1.0	920	$2,887	$3.14	25d	1	0.59mi
241 W 49th St Los Angeles, CA	3.0	2.0	1200	$2,900	$2.42	13d	1	0.62mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	44d	1	0.64mi
244 W 49th St Los Angeles, CA	3.0	2.0	1212	$3,100	$2.56	8d	1	0.64mi
887 E 40th Pl Unit 3 Los Angeles, CA	3.0	1.5	1135	$3,000	$2.64	44d	1	0.68mi
458 W Vernon Ave Unit 460 Los Angeles, CA	2.0	1.0	960	$2,250	$2.34	44d	1	0.74mi
458 W Vernon Ave Unit 458 Los Angeles, CA	1.0	1.0	900	$1,825	$2.03	44d	1	0.74mi
3438 McKinley Ave Apt 5 Los Angeles, CA	3.0	2.0	1100	$2,887	$2.62	3d	1	0.75mi
306 E 36th St #306 Los Angeles, CA	3.0	2.0	1190	$3,000	$2.52	25d	1	0.78mi
1037 E 50th St Los Angeles, CA	2.0	1.0	900	$2,800	$3.11	25d	1	0.79mi
324 1/2 W 51st St Los Angeles, CA	3.0	1.0	1100	$2,450	$2.23	44d	1	0.80mi
326 W 51st St Los Angeles, CA	3.0	1.5	1100	$2,450	$2.23	5d	1	0.80mi
326 1/2 W 51st St Los Angeles, CA	3.0	1.0	1100	$2,450	$2.23	5d	1	0.80mi
1166 E 43rd Pl Los Angeles, CA	3.0	1.0	1100	$3,252	$2.96	2d	1	0.81mi
1162 E 46th St Los Angeles, CA	3.0	2.0	1350	$3,800	$2.81	44d	1	0.82mi
431 56th St Unit 3 Los Angeles, CA	2.0	1.0	800	$2,800	$3.50	22d	1	0.85mi
1177 E 41st Pl Los Angeles, CA	3.0	1.0	1000	$3,200	$3.20	44d	1	0.88mi
4125 S Figueroa St Los Angeles, CA	1.0	1.0	648	$2,145	$3.31	44d	2	0.89mi
4125 S Figueroa St Los Angeles, CA	1.0	1.0	644	$1,994	$3.10	3d	2	0.89mi
4177 Naomi Ave Unit 4182 Los Angeles, CA	3.0	2.0	1000	$3,000	$3.00	44d	1	0.89mi
4177 Naomi Ave Unit 4181 Los Angeles, CA	3.0	2.0	1000	$2,650	$2.65	44d	1	0.89mi
1031 E 52nd Pl Los Angeles, CA	3.0	2.0	1000	$3,650	$3.65	13d	1	0.89mi
629 W Vernon Ave Unit 2 Los Angeles, CA	3.0	1.0	1000	$2,500	$2.50	11d	1	0.93mi
611 W 41st Pl Los Angeles, CA	3.0	3.0	1292	$3,799	$2.94	44d	1	0.94mi
3751 S Hill St Unit 207 Los Angeles, CA	2.0	1.0	942	$1,875	$1.99	15d	1	0.95mi
3751 S Hill St Unit 207 Los Angeles, CA	2.0	1.0	942	$1,875	$1.99	25d	1	0.95mi
3751 S Hill St Unit 203 Los Angeles, CA	1.0	1.0	929	$1,745	$1.88	15d	1	0.95mi
3751 S Hill St Los Angeles, CA	1.0	1.0	929	$1,645	$1.77	4d	1	0.95mi
3751 S Hill St Los Angeles, CA	2.0	1.0	1107	$1,925	$1.74	44d	1	0.95mi
3927 Flower Dr Los Angeles, CA	2.0	1.0	700	$2,450	$3.50	25d	1	0.97mi
708 W Vernon Ave Los Angeles, CA	2.0	1.0	900	$2,295	$2.55	44d	1	0.98mi
720 W 47th St Los Angeles, CA	1.0	1.0	810	$1,950	$2.41	44d	1	1.03mi
4506 1/2 S Hoover St Los Angeles, CA	1.0	1.0	750	$1,795	$2.39	19d	1	1.04mi

Listing history 24 events

1. 2026-06-18
   days on market $549,000 Active 286 DOM
2. 2026-06-17
   days on market $549,000 Active 285 DOM
3. 2026-06-16
   days on market $549,000 Active 284 DOM
4. 2026-06-15
   days on market $549,000 Active 283 DOM
5. 2026-06-13
   days on market $549,000 Active 281 DOM
6. 2026-06-09
   days on market $549,000 Active 277 DOM
7. 2026-06-08
   days on market $549,000 Active 276 DOM
8. 2026-06-07
   days on market $549,000 Active 275 DOM
9. 2026-06-04
   days on market $549,000 Active 272 DOM
10. 2026-06-03
    statusdays on market $549,000 Active 271 DOM
11. 2026-05-18
    status Pending Sale 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

12. 2026-04-08
    price $549,000 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

13. 2026-02-13
    price $549,900 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

14. 2026-01-26
    price $599,900 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

15. 2026-01-06
    price $650,000 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

16. 2025-09-17
    status Active 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

17. 2025-05-20
    status Pending Sale 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

18. 2025-04-23
    listed $699,000 Active 609-char remark

    Show marketing remark (609 chars)

    Excellent investment opportunity in the heart of Los Angeles! This detached duplex features two units on a 4,819 sq-ft lot, offering both versatility and potential. The front unit is a spacious 2-bedroom, 1-bathroom home, while the rear unit is a spacious 1-bedroom, 1-bathroom residence. Both units are fully detached, providing privacy and flexibility for owner-occupants. Convenient car parking is available at the rear of the property, accessible via an alley entrance. Strategically located near the 110 freeway, this property offers easy access to downtown LA, just 6 miles from Exposition Park and USC.

19. 2007-05-17
    historical
20. 2007-03-15
    soldstatus $515,000
21. 2006-11-16
    listed $530,000
22. 2004-06-07
    historical
23. 2004-03-29
    listed $390,000
24. 1987-05-07
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,414 · $201/mo
• Projected year-2 tax: $4,172 · $348/mo
• Expected delta: +$1,758/yr (+$147/mo · 72.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥88°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,944
• − Mortgage interest: −$30,753
• − Property taxes: −$2,414
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,956
• − Management: −$4,956
• − Depreciation: −$15,971
• Taxable income: $151
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $9,193/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B Housing B- Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+684.3% since first listed

14 events — show timeline

• 2026-05-18 Pending — CRMLS
• 2026-04-08 Price Changed $549,000 CRMLS
• 2026-02-13 Price Changed $549,900 CRMLS
• 2026-01-26 Price Changed $599,900 CRMLS
• 2026-01-06 Price Changed $650,000 CRMLS
• 2025-09-17 Relisted — CRMLS
• 2025-05-20 Pending — CRMLS
• 2025-04-23 Listed $699,000 CRMLS
• 2007-05-17 Listing Removed — CRMLS
• 2007-03-15 Sold (Public Records) $515,000 Public Records
• 2006-11-16 Listed $530,000 CRMLS
• 2004-06-07 Listing Removed — CRMLS
• 2004-03-29 Listed $390,000 CRMLS
• 1987-05-07 Sold (Public Records) $70,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $2,414 · +2.0% YoY. Source: county tax records.